6. AGRICULTURE

 7. SPECIAL DEVELOPMENT FORMS

7.1 Community and Entertainment Facilities

7.1.1 Development Criteria

In this section community facilities refer to educational and health care facilities and religious institutions and community centres, while entertainment facilities include such facilities as theatres, cinemas, and clubs. These facilities contribute to the social, educational, and physical well-being of the community and therefore should be adequately planned to meet these human needs.

Key development criteria for the development of community and entertainment facilities include:

• Safe and convenient location in relation to service population.
• Minimisation of any possible adverse impacts on the wider community such as noise, offensive odours, excessive traffic, etc.
• Provision of adequate floor space to serve target population.
• Provision of adequate supporting facilities such as parking requirements.
• Protection of facilities from environmental hazards such as landslides and flooding.

Section 3.7 and Table 3.2 provide guidelines for the development of community facilities in residential areas.

7.1.2 Development Standards

Table 7.1 outlines development standards for community and entertainment facilities. In certain cases these standards may be varied according to the type of facility and its functional design, location, and scale.

7.2 Hillside Development

7.2.1 Development Criteria

Hillsides are generally high amenity areas that have the potential to offer panoramic views and vistas and comfortable microclimatic environments. As particularly conspicuous landscape features, hillsides can also have a visual impact on communities on lower ground. Hillsides are however environmentally sensitive areas, with the level of sensitivity to development dependent on steepness of slopes, geologic stability, erodibility of the soils, extent of vegetative cover, and drainage characteristics of the watershed. Uncontrolled and indiscriminate development on hillside environments could lead to such problems as slope failure, soil erosion and siltation of watercourses, and downstream flooding. Hillside developments are also generally more costly to undertake

and require special planning and engineering techniques as compared to developments on gently sloping lands.

The primary areas of concerns regarding the development of hillsides are therefore to minimise any possible adverse environmental impacts and to capture the potential amenity benefits of this type of development. Specific performance criteria may outlined as follows:

• Pleasant views and safe and comfortable environments.
• Positive visual impact on lower ground.
• Maintenance of the integrity of key features and processes of the natural environment.
• Protection from environmental hazards such as landslides and storm winds.
• Safe and efficient access routes.
• Cost effective development and efficient use of land.

7.2.2 Planning Requirements

Before a determination can be made on proposals for hillside developments, the Planning Authority may require the following technical information to be submitted for consideration:

1. A detailed description of the design, development, and operational phases of the project.
2. A description of the biophysical environment of the project area including all natural and built features.
3. Technical assessment of geology and soil types in order to determine the engineering capability of the project area.
4. Details of the existing topography of the area as represented by contours at a maximum vertical interval of 2.0 metres or as would be necessary depending on slope conditions and the design of the development. Site contours must be related to mean sea level datum.
5. A grading plan and detailed cross sections indicating the extent of proposed earthworks, measures to ensure slope stability and erosion control, and the finished grades of roads and other development features. 
6. A drainage plan indicating projected run off rates and details of the proposed drainage system and outfall(s), consistent with the requirements and standards of the Drainage Division.
7. Proposals for the supply of water and the disposal of sewage, consistent with the requirements and standards of the Water and Sewerage Authority.
8. Measures to mitigate any possible negative impacts resulting from the development.

The level of information required will depend on the type and scale of the proposed development and the biophysical characteristics of the project area and its surroundings.

7.2.3 Minimum Acceptable Standards

Standards and guidelines for hillside developments are as follows:

1. Protect the dominant character of the natural environment by maintaining landscape corridors along major ridgelines and stream channels and at the rear of lots. The specific objectives of this measure are:
• To reduce the visual impact of the development.
• To protect the natural drainage system.
• To control erosion and sedimentation.
• To provide wildlife corridors.
• To provide opportunities for nature based recreation and contact with nature.
  
2. Design layouts in conformity with the contours in order to achieve roads of acceptable grade and a minimum amount of grading of building lots.
   
   On more gentle slopes of 10% to 15%, streets could be aligned parallel with the contours in order to avoid steep street grades. On slopes steeper than 15%, consider aligning streets diagonal (45 degrees) to the contours, and lots lines parallel to the contours and at a 45 degree angle to the streets. This technique would reduce grading requirements and the need for retaining walls and facilitate vehicular access to building sites on a level driveway. The resulting staggered building pattern would also increase opportunities for unobstructed views from each building.
   
   With a view to protecting amenity values and reducing grading requirements and development costs, the Planning Authority may consider the following special design techniques, where appropriate:
• Reduction of normal front yard setback requirement.
• Reduced street right-of-ways and carriageways.
• One-way street systems.
• Single loaded streets (i.e. with lots on one side only).
• As far as possible, cluster lots and buildings on the more easily developed parts of the project area and maintain the rest of the land under natural vegetation.
• During the construction stage of the project, the developer should:
• Disturb only areas that are absolutely essential for construction.
• Remove in phases only the material (vegetation, soil) that must be disturbed for construction and carefully store such material for eventual reuse.
• Protect all natural water courses and construct drainage channels prior to clearing the land for construction purposes.
• Install erosion and sediment control devices where required.
Undertake adequate maintenance measures to avoid erosion, sedimentation, and downstream flooding in the post construction stage.

The Planning Authority should be consulted on the design of the layout and proposed construction techniques from an early stage of the project.

7.3 Coastal Development

7.3.1 Development Criteria

As the interface between the marine and terrestrial environments, the coastal environment represents an area of high ecological and amenity value. Coastal areas are generally very diverse and visually attractive environments comprising such components as the open ocean, offshore islands, irregular shorelines, cliff formations, bays and beaches, and special coastal vegetation. The landscape diversity and scenic qualities of the coastal environment make such areas attractive for various types of human activities, including settlement development, tourism and recreation, transportation, and industrial development. Several types of water dependent, water related, and non-water dependent uses are particularly attracted to and compete for waterfront sites along the coast.

Coastal zones are however generally among the most sensitive environmental areas, with the level of sensitivity dependent on the type of natural resources and ecosystems existing in those areas. Key ecosystems found within the coastal environment are mangrove swamps, coral reefs, and seagrass beds. These coastal ecosystems provide for coastal protection and stability and function as critical habitats for certain species of shell and fin fish. However, by virtue of their fragile structure and dynamic nature, the ecosystems are most sensitive to development activity. Uncontrolled and indiscriminate development in the coastal environment could result in the degradation of these ecosystems as well as such other problems as beach and shoreline erosion, accretion, and reduction of coastal water quality.

It is to be noted as well that development activity in coastal areas could be subjected to the adverse impacts of such natural events as hurricanes and storm surges and to the effects of sea level rise.

The primary areas of concern regarding coastal development are therefore to capture the potential amenity benefits of this type of development and to mitigate any possible adverse impacts on the natural environment from development activity and on development projects from natural forces.

• Provision for pleasant views and safe and comfortable environments for living, working, and recreation.
• Maintenance of visual and physical access to the waterfront for public enjoyment.
• Protection of development from environmental hazards such as erosion, storm winds, and storm surges and from the likely impacts of sea level rise.
• Maintenance of the integrity of key natural resources and processes.

7.3.2 Planning Requirements

Before a determination can be made on proposals for coastal developments, the Planning Authority may require the following special technical information to be submitted for consideration, in addition to other normal requirements:

1. A description of the tidal cycle, current patterns, and mean high water mark in the vicinity of the project area.
2. Details of coastal vegetation patterns and wetlands.
3. Details of erosion and accretion trends in the case of shoreline sites.
4. Location of offshore features such as fringing reefs and seagrass communities.
5. Technical assessment of geology and soil types in order to determine the engineering capability of the project area and where applicable, setback requirements from high water mark.
6. Location of any seawalls or other forms of coastal protection in the vicinity of the site.
7. Proposals for the disposal of solid and liquid waste, consistent with the standards and requirements of the competent authorities.
8. Proposals for storm water drainage, consistent with acceptable standards for discharge into the marine environment as determined by the competent authority.

The level of information required will depend on the type and scale of the proposed development and its particular location within the coastal zone. Developers may be required to demonstrate that proposed development projects within coastal zones will not result in an unacceptable alteration of the existing shoreline configuration or the degradation of vital habitats, as a result of construction activities or the disposal of waste materials.

Guidelines for coastal developments are as follows:

1. Observe the standards governing building line setback from high water mark, as determined by the Planning Authority on advice from the Institute for Marine Affairs and the Drainage Division.
   
   Setback requirements from high water mark are designed to prevent problems of erosion and accretion and to protect structures from wave action during storms. The extent of the building setback will depend on the characteristics of the underlying rock, general tidal movements and conditions, and the existence of any easements dedicated to waterfront development.
   
2. Maintain shoreline vegetation as far as possible in order to control erosion.
   
3. Maintain the ecological integrity of wetlands on or in the vicinity of the site proposed for development.
   
4. In the case of residential developments on the waterfront, consider the establishment of cul-de-sacs laid out perpendicular to the shoreline to allow for direct and safe access to the water by a maximum number of households.
   
5. Approval is required for all coastal reclamation projects and coastal and offshore structures prior to commencement of development.
   
6. The method of waste disposal and site drainage for developments located within the coastal zone must receive the prior approval of the competent authorities in order to avoid problems of pollution and sedimentation in the marine environment.
   
7. Environmental Impact Assessments may be required for specified coastal development projects.

The Planning Authority should be consulted on the design of the proposed development and proposed means of waste disposal and site drainage from an early stage of the project.

7.4 Resort Development

7.4.1 Development Criteria

Resort developments are generally established in naturally scenic environments such as coastal or mountain areas and are centred around key natural or manmade recreation amenities. This type of development therefore provides opportunities for a variety of recreation activities such as beach recreation, boating, golf, horseback riding, and hiking. Facilities for lodging, dining, and other entertainment activities are also provided in resort developments. Accommodation facilities could take the form of hotels, guesthouses, holiday apartments, or individual resort houses.

However, in view of the generally sensitive nature of their environmental settings, resort developments could result in certain adverse environmental impacts including the generation of high levels of traffic and solid and liquid waste. Careful attention must therefore be given to the location, planning, and management of resort projects.

The primary areas of concern regarding resort development are therefore to provide for the best of the resort experience and to minimise any possible adverse environmental impacts. Specific performance criteria may be outlined as follows:

• Safe and stimulating recreation activities.

• Adequate accommodation facilities and other supporting services.
• Maintenance of the integrity of key features and processes of the natural environment.
• Protection from environmental hazards such as storm winds, storm surge, landslides, and flooding.

7.4.2 Development Standards

Basic guidelines for resort development are as follows:

1. Building projects in resort areas are required to display a high quality of design which is sensitive to the project site and in harmony with the environment.
   
Site development standards for resort development will tend to vary widely. Maximum densities for hotel and guesthouse type development may range between 25 and 200 bedrooms per hectare. Detached resort residential use will usually conform to a minimum density of between 8 and 20 units per hectare.

2. Site coverage and building height and setbacks will be determined by the size and location of the site, the character of the surrounding area, and any other material considerations.
   
3. On-site car parking provision for hotels, guesthouses, cabanas etc., will be required at a rate of one car parking space for each five guest beds (i.e. usually for each 2.5 guest rooms) plus one additional space for each 5m² of public dining room.  For resort residential plots, one space will be required for each resort residential unit.

7.5 Historic Conservation

The conservation of structures, sites, and districts of architectural and/or historic significance is of crucial importance since these features represent vital components of the national cultural heritage. Historic conservation recognises distinctive traditional architecture as well as sites where exceptional historical events occurred. By maintaining the special characteristics of the built environment and encouraging compatible new design, historic conservation also contributes to the process of managing change in the built environment and creating distinctive environments.

Historic conservation involves a process of investigating the history of relevant sites and districts and the special design features of structures. This provides the basis for the formulation of appropriate historical and architectural interpretation measures and for the design of new development. Actual building conservation can take the form of renovation, involving upgrading the materials and structural elements of a building while retaining its original use, or restoration of a building’s original design details as closely as possible. Restoration could be combined with a process of adaptive use involving the introduction of economically viable new uses in old buildings.

New development within conservation districts should conform in character and form with the traditional development pattern. In particular, attention should be given to such building features as scale, bulk, colour, texture, materials, and use. The design of new development should facilitate the expression of a harmonious spatial and temporal link between traditional and contemporary architecture.

7.6 Building Design

All development proposals which involve the construction of buildings should provide for:

• Good architectural standards
• Easy access for all persons, including the aged and handicapped
• Sensitivity to and compatibility with the character and scale of existing development in the surrounding area
• Visually and aesthetically appealing structures which take the fullest advantage of and complement any existing natural site features.

Legislative provision is made for the design, colour and materials of buildings to be regulated and controlled.

7.7 Nature Conservation

Environmentally sensitive areas include declared watershed areas, mangrove swamps and other wetlands, reefs, caves, nature reserves, forests, and any other areas designated for preservation and conservation in a development plan.

No development will be permitted within, or in the vicinity of environmentally sensitive areas, if such development is incompatible with that area, either by virtue of the nature, scale, or resulting impacts of the development activity. Where development is permitted, developers will be expected to preserve and protect any features of a site which are deemed to be of environmental or ecological significance.

In a development plan, provision may be made for the preservation of natural amenity areas and scenic views and features so as to improve the quality of the urban and rural environment. Existing trees should be regarded as assets adding to real estate value and worthy of care, since they enhance the appearance of built up areas and contribute to cooler and healthier surroundings. Consent will be required prior to topping, lopping, or felling of trees protected by a Tree Preservation Order made under Section 60 of the Planning and Development of Land Bill.

The preservation of any other natural features or features of environmental value on a development site may be required.

7.8 Mineral Extraction

Development which involves the mining and working of minerals or the excavation of earth materials will not be permitted within designated residential districts, conservation areas, or any area deemed to be environmentally sensitive.

A development proposal for the working of minerals must be accompanied by an analysis of projected environmental impacts.  Where this type of development is acceptable, the approval of the Minister responsible for town and country planning and other competent authority will be required before the commencement of development.

Details which may be required in the submission of an application for planning permission to carry out mining operations include proposed methods for the winning and processing of the material on the site and proposals for the restoration and use of the site following completion of mining operations.